First off, a HUGE thank you to the many folks who shared their wisdom here. I should have added that this is a rental unit that I manage from out of state with a very kind and patient tenant. I'm a hands-on person and trying to figure this out remotely is challenging.
To summarize the main points I heard:
* Get more insights on where water is coming in... sponges, monitoring, dig trench, check with hose (The handyman did try with a hose with no success)
* Try plugging holes temporarily
* Check rain gutter situation - away from house? Does it have a splash guard? (I did have gutters adjusted by landscapers, but not sure how effective it was done) Add french drain?
* Check grooves in slab
* Spread 2 coats Flex Seal liquid in white on all of the concrete directly under the slider track along the whole side of the lanai.
* Get rid of mulch around, lower, use gravel/rocks (note only mulch around the lanai, no concrete or patio
I'm going to start with the flex seal liquid approach (thanks terramuggus) and I'll post in a few weeks the result.
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